I have given 2 months notice to my existing landlord and have to leave my rented flat in Epsom and Ewell by 20/8/2025. Conveyancing on my purchase is underway. Can I complete in six weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your solicitor and request that they apply pressure on the sellers lawyers, try to get a realistic time scale from them that all parties will work to achieve
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a ground floor flat in Epsom and Ewell. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Epsom and Ewell?
On the day of completion you will not be required to attend the conveyancers office in Epsom and Ewell. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
We previously chose conveyancing lawyers based in Epsom and Ewell on the Nottingham solicitor approved list. They are now charging me a further fee for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not dictated by Nottingham but by your Epsom and Ewell lawyer. Some firms on the Nottingham panel will levy ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I'm spending time looking at houses in Epsom and Ewell and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Principality.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Epsom and Ewell differ for new build properties?
Most buyers of new build premises in Epsom and Ewell come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Epsom and Ewell typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Epsom and Ewell or who has acted in the same development.
I decided to have a survey completed on a house in Epsom and Ewell prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not give a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Epsom and Ewell. Conveyancing will be smoother if you use a solicitor in Epsom and Ewell especially if they are acquainted with such properties in Epsom and Ewell.
What are your top tips when it comes to finding a Epsom and Ewell conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Epsom and Ewell conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Epsom and Ewell conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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How familiar is the firm with lease extension legislation? If the firm is not ALEP accredited then what is the reason?
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Epsom and Ewell. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the amount due.
An example of a Lease Extension matter before the tribunal for a Epsom and Ewell premises is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case affected 1 flat. The unexpired term as at the valuation date was 60.43 years.
I am short of a 10% deposit on my house purchase in Epsom and Ewell , but I still want to exchange. Do I have options?
You can accept a smaller deposit. Many sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second